Chet Hoilifield BAS Scope of Work 9-22-09.doc

2222 Jason Ct Rocklin, CA Phone: 916-412-4361 markporter@facilitydynamics.com 6760 Alexander Bell Dr, Suite 200

Columbia, MD 21046

Phone: (410) 290-0900

Fax: (410) 290-0901

2222 Jason Ct Rocklin, CA 96765

Phone: 916-412-4361

Fax: 916-435-8402 markporter@facilitydynamics.com

6760 Alexander Bell Dr, Suite 200

Columbia, MD 21046

Phone: (410) 290-0900

Fax: (410) 290-0901

Commissioning · Controls Consulting · Remedial Engineering

Scope of Work

Building Automation System Upgrade

Chet Holifield Federal Office Building Laguna Niguel, CA September 22, 2009 Part I. SCOPE OF WORK General requirements A. The following work as described is to be furnished and installed complete for the Building Automation System (BAS) at the Chet Holifield Federal Office Building located at 24000 Avila Rd, Laguna Niguel, CA. A mandatory job walk and project orientation is required by all bidding Contractors, The Owner will post the time, date and location of the job walk.

B. The work generally consists of replacing the (BAS) Building Automation System existing Teletrol (I/O) input/output field and Network Building Controllers with new state of the art (DDC) Direct Digital Control I/O programmable Field (AAC) and Network Building Controllers (BC) that will interface with the existing Heating, Ventilation, and Air Conditioning system field control devises. Replace the two existing Operator Workstations with new state of the art desktop personal computers (PC) and graphical user interface software to communicate with the new DDC Field I/O and Network Programmable Controllers, to provide a comprehensive and intuitive operator interface with access, engineering tools and data archive features to modify, monitor and override the programmed sequences of the new DDC I/O (ACC) and Network Building Controllers. One desktop PC computer will be designated as the Control System Server (CSS) for secure Web services. In addition to the desktop PC computers a new Hand Held Interface Devise (HHD) shall be provided to connect locally to the field controllers, a Laptop PC is an acceptable (HHD). All new BAS controllers, computers, software and graphical user packages shall be subject to the project specifications 230902 through 230905 and contract Control Drawings C-1.0 through C-5.0.

C. GEMnet: The distributed digital control (DDC) and building automation system (BAS) defined in the specification shall interface with the GSA’s Energy and Maintenance Network (GEMnet), and shall utilize the BACnet communication requirements as defined by the current version of ASHRAE Standard 135 for all communication between building automation systems and the GEMnet operator workstation either directly or through a BACnet gateway(s). Towards this end, contractor shall provide a single BACnet IP router/gateway, residing on the Ethernet network, to which all devices and points, including virtual points, shall be mapped. Actual external tie-in to the GEMnet network shall not be work of this Division.

D. GEMnet Interface Information: Provide a Points List in both hard copy and in electronic format (ODBC compliant). The Points List shall contain a listing of building number and abbreviation, system type, equipment type, full point name, point description, Ethernet backbone network number, network number, device ID or node number, object ID (object type, instance number). The intent of this is to require a consistent means of naming points across the Government Enterprise. Contractor shall configure the systems from the perspective of the Enterprise, not solely the local project. The following requirement establishes a standard for naming points and addressing Buildings, Networks, Devices, Instances, and the like. The convention is tailored towards the BACnet-based GEMnet and as such, the interface shall always use this naming convention. Native BACnet systems shall also use this naming convention. For non-BACnet systems, the naming convention shall be implemented as much as practical, and any deviations from this naming convention shall be approved by the Government. Each controller shall have English language descriptors for all system points, variables, parameters etc. located and accessible form the controller memory.

E. Point Summary Table

1. The term ‘Point’ is a generic description for the class of object represented by analog and binary inputs, outputs, and values.

2. With each schematic, Contractor shall provide a Point Summary Table listing:

a) Building number and abbreviation

b) System type

c) Equipment type

d) Point suffix

e) Full point name (see Point Naming Convention paragraph)

f) Point description

g) Ethernet backbone network number,

h) Network number

i) Device ID

j) Device MAC address

k) Object ID (object type, instance number)

l) Engineering units.

3. Additional fields for non-BACnet systems shall be appended to each row. Point Summary Table shall be provided in both hard copy and in electronic format (ODBC-compliant).

4. Point Summary Table shall also illustrate Network Variables/BACnet Data Links/LonWorks Bindings.

5. The BAS Contractor shall coordinate with the Government’s representative and compile and submit a proposed Point Summary Table for review prior to any object programming or project startup.

6. The Point Summary Table shall be kept current throughout the duration of the project by the Contractor as the Master List of all points for the project. Project closeout documents shall include an up-to-date accurate Point Summary Table. The Contractor shall deliver to the Government the final Point Summary Table prior to final acceptance of the system. The Point Summary Table shall be used as a reference and guide during the commissioning process.

7. The Point Summary Table shall contain all data fields on a single row per point. The Point Summary Table is to have a single master source for all point information in the building that is easily sorted and kept up-to-date. Although a relational database of Device ID-to-point information would be more efficient, the single line format is required as a single master table that will reflect all point information for the building. The point description shall be an easily understandable English-language description of the point.

Point Summary Table Example

Row Headers and Examples

(Transpose for a single point per row format)

Included with Functional

* Represents information that shall reside in the relevant BACnet property for the object

F. Point Naming Convention

1. All point names shall adhere to the format as established below. Said objects shall include all physical I/O points, calculated points used for standard reports, and all application program parameters. For each BAS object, a specific and unique BACnet object name shall be required.

2. For each point, four (4) distinct descriptors shall be linked to form each unique object name: Building, System, Equipment, and Point. All keyboard characters except a space are allowable. Each of the four descriptors must be bound by a period to form the entire object name. Reference the paragraphs below for an example of these descriptors.

3. The Government shall designate the Building descriptor. The System descriptor shall further define the object in terms of air handling, cooling, heating, or other system The Equipment descriptor shall define the equipment category; e.g., Chiller, Air Handler, or other equipment. The Point descriptor shall define the hardware or software type or function associated with the equipment; e.g., supply temperature, water pressure, alarm, mixed air temperature setpoint, etc. and shall contain any numbering conventions for multiples of equipment; e.g., CHLR1KW, CHLR2KW, BLR2AL (Boiler 2 Alarm), HWP1ST (Hot Water Pump 1 Status).

4. A consistent object (point) naming convention shall be utilized to facilitate familiarity and operational ease across GEMnet. Inter-facility consistency shall be maintained to ensure transparent operability to the greatest degree possible. The table below details the object naming convention and general format of the descriptor string.

BACnet Object Name Requirements

AZ0134ZZ

The Master Building List also has the correct abbreviations for each building.

EXHAUST

HEATING

COOLING

UTILITY

ENDUSE

MISC

Boilers and ancillary equipment

Chillers and ancillary equipment

Main electrical and gas meters

Specific building loads by type

CHILLERS

FACILITY

TOWERS

WEATHER

Non-specific boiler system points

Non-specific chiller system points

5. Examples: Within each object name, the descriptors shall be bound by a period. Within each descriptor, words shall not be separated by dashes, spaces, or other separators as follows:

a) CA0006ZZ.COOLING.CHILLERS.CHWP1ST

b) CA0006ZZ.HEATING.BOILERS.BLR1CFH

G. Device Addressing Convention:

1. BACnet network numbers and Device Object IDs shall be unique throughout the network.

2. All assignment of network numbers and Device Object IDs shall be coordinated with the Government.

3. Each Network number shall be unique throughout all facilities and shall be assigned in the following manner unless specified otherwise:

BBBFF, where: BBB = 1-655 assigned to each building, FF = 00 for building backbone network, 1-35 indicating floors or separate systems in the building.

4. Each Device Object Identifier property shall be unique throughout the system and shall be assigned in the following manner unless specified otherwise:

XXFFBBB, where: XX = number 0 to 40, FF = 00 for building backbone network, 1-35 indicating floors or separate systems in the building. BBB = 1-655 assigned to each building.

5. The BAS Contractor shall coordinate with the Government or a designated representative to ensure that no duplicate Device Object IDs occur.

6. Alternative Device ID schemes or cross project Device ID duplication if allowed shall be approved before project commencement by the Government.

H. Existing BAS Points: BAS analog input, digital input, analog output and digital output field control devices Shall be reused, devices shall include but not limited to, duct and immersion temperature sensors, dry and wet differential pressure transducers, pressure switches, contact closures, damper and valve actuators, motor starters and variable frequency drives as shown on the contract drawings. When an existing reusable field control device is not compatible with the new BAS controller the contractor will be responsible to provide a compatible devise for this function. When an existing reusable field device is defective and not functional the Contractor will contact the Owner to make to determination how to proceed.

I. New BAS Points: All “New” BAS input or output control devices will be indentified on the contract drawings. All new control components and material will be subject to the requirement of the specifications 230913. In addition, Contractor shall provided (ACC) or (BC) controllers with the capacity to accommodate the existing and any new BAS points shown on the contract drawings that will provide “Standalone Control” without the use of multiplex input/output modules or cards i.e. Multiplex cards or modules of any kind will not be accepted.

J. Electrical Installation Work: When required to install new control devises, extend controller commutations, or provided control power the Contractor shall run all control, signal and power wiring in accordance with National Electric Code and local prevailing codes. Signal wiring to all field devices, including, but not limited to, all sensors, transducers, transmitters, switches, etc. shall be twisted pair (shielded as required), minimum 18-gauge wire, with PVC cover. Run with no splices, separate from any wiring above thirty (30) volts

1. Any additional 120vac power required shall be the responsibility of the Contractor, however prior to installation Contractor shall coordinate with Owner the power and circuit requirements.

2. Install all control wiring external to panels in electric metallic tubing or raceway. However, communication wiring, signal wiring and low voltage control wiring may be run without conduit in concealed, accessible locations if noise immunity is ensured. Contractor will be fully responsible for noise immunity and rewire in conduit if electrical or RF noise affects performance. Accessible locations are defined as areas inside instrument panels, in accessible pipe chases with easy access, or suspended ceilings with easy access.

3. Number-code or color-code conductors appropriately for future identification and servicing of control system.

K. Tenant Requirements: The Owner will occupy the building during the entire work period. Any work that will adversely affect the temperature and comfort of the occupants during normal operating hours will not be allowed, and must be conducted after normal operating hours. Cooperate and coordinate with the Owner during work operations to minimize conflicts and facilitate owner usage. Perform the work so not to interfere with the Owner's operations. All work must be coordinated with the Owner facility personnel and must provide 48-hour notification of any work to be performed.

L. Items Not In Scope: Several (AHU’s) Air Handling Units throughout the building have been de-commissioned, blanked off and are not operational. These AHU’s will not be addressed under this scope of work. The list of abandoned AHU”S is as follows:

SF UNITS NOT IN THIS SCOPE OF WORK:

SF-B.1

SF-B.2

SF-B.3

SF-B.4

SF-B.5

SF-1.1

SF-1.8

SF-1.9

SF-1.10

SF-1.11

SF-1.12

SF-1.13

SF-1.14

SF-1.15

SF-2.1

SF-2.4

SF-2.5

SF-2.8

1. Due to critical nature of the Chiller Plant utility demand charges, starting and stopping of equipment by the Contractor will be prohibited. Extra caution and coordination with the Owner regarding work in the plant will be required. In addition, all startup, testing and commissioning of Chiller Plant equipment will be preformed during the hours of 11:00pm to 5:00am.

2. The Building’s zone controls and controllers are primarily pneumatic. The Detail shown on Control Drawing C-4.3 “DDC VAV Control Layout” is only for the Owner’s benefit of future zone tenant improvements and not apart of this BAS upgrade project.

Part II. Material, Labor and Project Documentation A. Project Specifications 230900, Contract Control Drawings C-1.0 through C-5.0 and existing Teletrol Control drawings will be provided electronically to the bidding Contractors for their use and reproduction.

B. All labor and materials to support product data submittals, submittal drawings, software and software development, programming logic, installation, startup, testing, commissioning, training and project closeout requirements are detailed in the project specification 230900, and related sections. When there is an interpretation conflict between the contract control drawings and the specifications the most stringent requirement will supersede the lesser.

Basic Overview, Schedule of Work

BAS Upgrades, Hardware Additions/Modifications

RED TEXT ITEMS - PROGRAMMING BLACK TEXT ITEMS - GRAPHIC GENERATION BLUE TEXT ITEMS - HARDWARE

GENERAL

Reuse existing control panels, sensors, transducers and actuators.

Refer to Control Drawing C-1.1 for existing Network Map

Install new control devises and add new BAS points as shown

Replace existing EP transducers in control panels for a pneumatic actuators as shown

All fan and pump Motor Starters and Variable Frequency Drives shall remain operational, coordinate shutdown for changeover activities

Provide two PC Graphical User Operator Interface Workstations

Commission all controllers, BAS Points, software applications and program logic algorithms

Program I/O controllers to the designed sequences of operations as provided in the contract control drawings, see C-5.0

Verify all BAS point calibrations and functions, tune all loops, demonstrate all control functions

Setup data trends for all input, outputs and setpoints.

Provide operator workstation graphics screens for user interface to all equipment

Provide on Site training to the O&M staff

SF-7.1 /7.2

SF-7.3 /7.4

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0 & C-2.6

Provide new graphic screens for AHU Systems

7.1 /7.2

7.3 /7.4

DD Damper Control

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0, C-2.7 & C-2.8

Provide new graphic screens for Double Duct Dampers, for operator interface

SF-3.1 Thru 3.4 & SF-3.5

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0, C-2.2 & C-2.3

Provide new graphic screens for AHU Systems, for operator interface

SF-2.2, 2.3, 2.6 & 2.7

SF-2.9 & 2.12

SF-2.13 Thru 2.16

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0, C-2.0, C-2.1 & C-2.5

Provide new graphic screens for AHU Systems, for operator interface

SF-1.2 Thru 1.7

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0, C-2.5 & C-2.5

Provide new graphic screens for AHU Systems, for operator interface

AHU3.2 & AHU A1B1

Refer to Control Drawing C-2.9

Program local DDC controllers per the Sequences of Operation, See Drawings C-5.0 & C-2.9

Provide new graphic screens for AHU Systems, for operator interface

Garage Exhaust Fans

Basement

East and West

Program local DDC controllers per sequence of operation, See Drawings C-5.0 & C-4.2

Provide new graphic screens for Garage Exhaust Fan Systems, for operator interface

Toilet Exhaust Fans

Various

Program local DDC controllers per sequence of operation, See Drawings C-5.0 & C-4.2

Provide new graphic screens for Toilet Exhaust Fan Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.4 & C-5.0

Provide new graphic screens for Secondary Chilled Water Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.01, C-3.02 & C-5.0

Provide new graphic screens for Primary Chilled Water Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.11, C-3.12, C-3.13 & C-5.0

Provide new graphic screens for Condensing Water and Cooling Tower Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.21, C-3.22, & C-5.0

Provide new graphic screens for TES Water Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.3 & C-5.0

Provide new graphic screens for HX Water Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-3.5 & C-5.0

Provide new graphic screens for Heating Hot Water Systems, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-4.0 & C-5.0

Provide new graphic screens for Lighting Interface, for operator interface

Program local DDC controllers per sequence of operation, See Drawings C-4.1 & C-5.0

Provide new graphic screens for Smoke Damper Status, for operator interface

END OF scope of work

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Sequence of Operation

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